1309 Powell Mountain Rd · Duffield, VA 24244

$174,500

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 150 Days on market

Built 1965 10,454 sqft lot $145/sqft · 23% below area Est $228k · 23% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Appreciation +6.2/10.0
• Schools +5.8/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This updated ranch style home will charm you. with its modern farmhouse feel. You will love the luxury vinyl flooring, , neutral walls, barn doors, white kitchen cabinets, and countertops. The rare 4 bedrooms will be great for your family, for a home office or to add a second bathroom. Outside you will love the convenient location, easy care brick, new windows and partially fenced yard. Get this one before its gone! All informaiton is deemed reliable but not guaranteed

Key facts

• Updated
• Eat in kitchen
• One level

Tags

• ONE LEVEL
• UPDATED
• 0.24 ACRES
• EAT IN KITCHEN
• SPACIOUS LIVING ROOM
• SEPARATE LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (4.1% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#260 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment D+, amenities F, commute F.
• Scott County Public School District (rural): math 66% / reading 73% proficiency, ranked #33 of 131 in VA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.4% local appreciation)).
• Scott County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $153,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (median comp): $227,962
• List price: $174,500
• Delta: -23.45%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.69×
• Total profit: $33,511
• Equity at exit: $72,544

10-year hold

• IRR: 14.9%
• Equity multiple: 3.07×
• Total profit: $100,900
• Equity at exit: $107,398

Cash invested: $48,860 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 24244

• Home prices YoY: 1.3%
• Active inventory: 34
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$915
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $285

Break-even live

Break-even rent $1,313

Max offer price $174,500

Occupancy floor 78%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $174,500 Active 150 DOM
2. 2026-06-17
   days on market $174,500 Active 149 DOM
3. 2026-06-16
   days on market $174,500 Active 148 DOM
4. 2026-06-15
   days on market $174,500 Active 147 DOM
5. 2026-06-15
   days on market $174,500 Active 146 DOM
6. 2026-06-13
   days on market $174,500 Active 145 DOM
7. 2026-06-12
   days on market $174,500 Active 144 DOM
8. 2026-06-09
   days on market $174,500 Active 141 DOM
9. 2026-06-08
   days on market $174,500 Active 140 DOM
10. 2026-06-08
    days on market $174,500 Active 139 DOM
11. 2026-06-07
    days on market $174,500 Active 138 DOM
12. 2026-06-03
    days on market $174,500 Active 135 DOM
13. 2026-06-02
    days on market $174,500 Active 134 DOM
14. 2026-06-01
    days on market $174,500 Active 133 DOM
15. 2026-05-31
    days on market $174,500 Active 132 DOM
16. 2026-02-12
    price $175,000
17. 2024-12-06
    soldstatus $160,000 Closed 475-char remark

    Show marketing remark (475 chars)

    This updated ranch style home will charm you. with its modern farmhouse feel. You will love the luxury vinyl flooring, , neutral walls, barn doors, white kitchen cabinets, and countertops. The rare 4 bedrooms will be great for your family, for a home office or to add a second bathroom. Outside you will love the convenient location, easy care brick, new windows and partially fenced yard. Get this one before its gone! All informaiton is deemed reliable but not guaranteed

18. 2024-12-06
    soldstatus $160,000

    Show marketing remark (475 chars)

    This updated ranch style home will charm you. with its modern farmhouse feel. You will love the luxury vinyl flooring, , neutral walls, barn doors, white kitchen cabinets, and countertops. The rare 4 bedrooms will be great for your family, for a home office or to add a second bathroom. Outside you will love the convenient location, easy care brick, new windows and partially fenced yard. Get this one before its gone! All informaiton is deemed reliable but not guaranteed

19. 2024-10-27
    historical Active Under Contract 475-char remark

    Show marketing remark (475 chars)

    This updated ranch style home will charm you. with its modern farmhouse feel. You will love the luxury vinyl flooring, , neutral walls, barn doors, white kitchen cabinets, and countertops. The rare 4 bedrooms will be great for your family, for a home office or to add a second bathroom. Outside you will love the convenient location, easy care brick, new windows and partially fenced yard. Get this one before its gone! All informaiton is deemed reliable but not guaranteed

20. 2024-10-09
    price $155,000 475-char remark

    Show marketing remark (475 chars)

    This updated ranch style home will charm you. with its modern farmhouse feel. You will love the luxury vinyl flooring, , neutral walls, barn doors, white kitchen cabinets, and countertops. The rare 4 bedrooms will be great for your family, for a home office or to add a second bathroom. Outside you will love the convenient location, easy care brick, new windows and partially fenced yard. Get this one before its gone! All informaiton is deemed reliable but not guaranteed

21. 2024-09-14
    price $159,900 475-char remark

    Show marketing remark (475 chars)

    This updated ranch style home will charm you. with its modern farmhouse feel. You will love the luxury vinyl flooring, , neutral walls, barn doors, white kitchen cabinets, and countertops. The rare 4 bedrooms will be great for your family, for a home office or to add a second bathroom. Outside you will love the convenient location, easy care brick, new windows and partially fenced yard. Get this one before its gone! All informaiton is deemed reliable but not guaranteed

22. 2024-08-28
    listed $165,000 Active 475-char remark

    Show marketing remark (475 chars)

    This updated ranch style home will charm you. with its modern farmhouse feel. You will love the luxury vinyl flooring, , neutral walls, barn doors, white kitchen cabinets, and countertops. The rare 4 bedrooms will be great for your family, for a home office or to add a second bathroom. Outside you will love the convenient location, easy care brick, new windows and partially fenced yard. Get this one before its gone! All informaiton is deemed reliable but not guaranteed

23. 2022-03-09
    soldstatus $96,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $592 · $49/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$839/yr (+$70/mo · 141.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,079
• − Mortgage interest: −$9,775
• − Property taxes: −$592
• − Insurance: −$872
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$5,076
• Taxable income: $550
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $3,284/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Scott County Public School District
• NCES district ID: 5103480
• Math proficiency: 66% ▼ -26.00%
• Reading proficiency: 73% ▼ -12.00%
• Median HH income: $36,567
• Composite: 57.65/100
• National rank: #1061
• State rank: #33 of 131 in VA

Livability — Duffield

• Score: 68/100
• State rank: #260
• US rank: #9124

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,531

Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,405 people
• By 2030: 19,379 · -5.0%
• By 2040: 17,325 · -15.1%
• By 2050: 15,464 · -24.2%
• By 2075: 11,845 · -42.0%
• By 2100: 8,516 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -27.3pp toward R · 2008: -43.1pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+67.8 2016: R+66.3 2012: R+50.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.39%
• Current HPI: 192.6919
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+82.3% since first listed

8 events — show timeline

• 2026-02-12 Price Changed $175,000 TVRMLS
• 2024-12-06 Sold (Public Records) $160,000 Public Records
• 2024-12-06 Sold (MLS) $160,000 TVRMLS
• 2024-10-27 Contingent — TVRMLS
• 2024-10-09 Price Changed $155,000 TVRMLS
• 2024-09-14 Price Changed $159,900 TVRMLS
• 2024-08-28 Listed $165,000 TVRMLS
• 2022-03-09 Sold (Public Records) $96,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $592 · +0.0% YoY. Source: county tax records.